I am not quite yet ready to put our house on the market, and I just wanted to let you know how very helpful your videos are in thinking out where to invest to get the best value out of it--and actually to enjoy the house more while I'm still in it. I waste a lot of time on UA-cam, and I think you have one of the best channels of any type here. Entertaining, intelligent, informative. Thank you!
Careful with draining water heater after 6 years of age (if never done). Sediment can cause plumbing issues and damage the water heater. Many plumbers will not touch after 6 years of age UNLESS done every 2 years. I didn't do it when new (mine is now 6 yrs old). I had lengthy conversations with local plumbers. I decided to just let it go. Not worth the risk. Lesson learned.
As always, Audra, great advice. I would like to sell my house because the property is too much for me at this point in my life, but if I did that I would be paying more for a much smaller place so here I stay. 🤷♀️
A note about touch up painting…after 20 years we took a picture of the formula on the paint can lid and the actual brochure to buy paint to touch up the walls. Three times we tried to match the color and eggshell finish. It could not be done. The base paint (to which color is added) had changed.
You can get Lowe's or Home Depot to color match any paint. If you can, paint a sample of the paint you want to get matched on a piece of white cardboard or paper. Paint several coats until you can't see the paper or cardboard. Make your sample about 3x3 inches. Then take your sample in to the paint department and they can use a computer to make an exact color match. But you need to remember if your paint has been on the walls for several years the color will have changed slighty----especially if y'all are smokers.
Years back I tried to match a different very light color in another brand. It was explained to me that the very light colors are nearly impossible to match even for the same brand. Since nothing is really white each has a slight tint even if it’s a drop or two. There likely is no color you can add that will counteract the original. That said in a room with light that makes the walls different colors a near perfect match can be put on one wall in a pinch! I’ve done that mostly in rentals.
Years back I tried to match a different very light color in another brand. It was explained to me that the very light colors are nearly impossible to match even for the same brand. Since nothing is really white each has a slight tint even if it’s a drop or two. There likely is no color you can add that will counteract the original. That said in a room with light that makes the walls different colors a near perfect match can be put on one wall in a pinch! I’ve done that mostly in rentals.
Audrey, I beg to differ with you about who paints better! While I’ve hired excellent painters reasonably I’ve also had runs in paint with painters that were part of an insurance claim. Then they tried to gaslight me. I told them a 5 year old could do better. While I can no longer move my shoulders to paint, I still know more than a few home owners that can paint better than most calling themselves professionals. I was luck the last time as I was repairing to sell the painters could spray the paint. It took them nearly 6 hours to tape off everything, I was impressed. I had removed the wall plates so they just had to tape the outlets and switches. They even came back because I had a new roof leak -- we’d been working for a couple of months and even heavy rains hadn’t shown the leaks -- I asked for a price and he said no charge! He’d been recommended by a couple of realtors and was trying to get his foot farther in the door.
We’re getting ready to sell our house and your videos have been so helpful! Our house falls into that entry level/first time home buyer category so we’re really trying to get the most bang for our buck but at the same time not over doing it for our market. P.S. when we bought our house 4 years ago I immediately painted the whole house white (Simply White by BM) and I’m so glad I did because now it’s saving me so much time and effort 😂. My husband thought I was nuts but you should have seen the paint choices it had when we bought it. Navy blue, sea foam green, purple and pink, and a gray that was definitely going out of style
Thank you Audra! I'm so glad you do these videos. Your recommendations are common sense. We started preparing home of 30 years in August 2023 for market. We made multiple repairs, essentially anything that wasn't right. We had set up a timeline to list our house in July of 2024. I did do a couple of very minor low cost upgrades/updates ( it was a 30year old house) . We had a home inspection and made all the recommended repairs. We put our house on the Market just after the 4th of July for a Reasonable Price.. After eight days we received an offer for listing price, sold and were out of there. I agree on removing any rotted wood deck if possible, But if you can't remove the deck, I suggest upgrading to a composite decking product. They require nearly zero maintenance. they will fade over time. They will not rot. My point is that if you need to repair something that is outdated update it. that could be the difference of a potential offer just walking out the door.
@@AudraLambert I am married to a Mechanical Engineer, You bet he has done all the items on your list. All outlets with the red reset buttons are up to code and all our detectors with new batteries twice year. Safety first is his Air Force motto.
Seriously helpful with thoughtful tips I have never heard anyone else talking about. Some of these seem like the secret answer to the tours that go wrong and you have not been able to put your finger on why.
LOL! Good advice! MAINTAIN YOUR HOME! If you know it's broken...fix it. And it's best to have a pro do it. It's worth the money. You'll get a big return on your investment.
You are so funny! I love your tips and advice! The paint struggle is real. We tried to do touch ups and experienced the oxidation color variance phenomena when we sold our last house 🤦🏻♀️.
Good items from Audra, as always, thanks ... the big conundrum is: you don't want to sink a ton of money into the house in a slow market, but on the other hand, you are competing harder for a buyer and anything you can do to up your "curb appeal" can pay off in at least a quicker sale, if not better price. There are so many things you don't notice in your own house because you look at it every day, and if you have a great So Cal home that is 1980's vintage or older, updating fixtures is key. Leaks are like roaches ... there's never "just one". Flash heaters just don't work, and So California water will eat them up. Just get a new water heater before you sell. Sunken floodlights in a ceiling updates a house 40 years, do it. Even "can" lights are too 1980's .... replacing all the switch plates and switches with new may not be a bad idea. Buyers love new kitchen appliances (doesn't need to be Jenn-Aire, just medium quality) and updated bathroom fixtures, not too expensive in the grand scheme and gets attention. Just making sure everything works, and get the house squeaky clean!
My cousin is a plumber and when our water heater went out this year I asked him about a tankless water heater. He told me that he will not install them because of the issues you mentioned especially the descaling.
I got caught with the shower diverter on an inspection. It was an easy fix! Of course, they can’t be corroded on, but usually aren’t. Admittedly, it wasn’t just dripping, we just rarely used it! The other thing that almost always leaks is the sprayer at the kitchen sink.
The real estate agents who have come and looked at our home have all said my wife and one of my daughters are craftsman level when it comes to painting and installing floors. Hands down better than any professionals in our small city. They learned from watching UA-cam videos. So I do think the right people can DIY to get a house ready to sell.
Painted Dunn Edwards Swiss Coffee ✅ New LVP ✅ New Switch Plates ✅ Decluttered ✅ thank you Audra for your recommendations I am not selling but loving my new updated home!!! Working on bathrooms next…
Super funny! But whenever I'm in a home that doesn't have the common 'flip the switch', I wish I could rip them out. Lol! Another pet peeve: houses with no overhead lighting but instead they have switches when you enter a room that make an outlet turn on. Was this some kind of 80s trend - that seems to be common for that era of homes in the northeast.
Oh gosh, we hired a professional painter, for four interior rooms, and it went very badly. Parted ways and hired a different professional paint co. who were in business 25 years, and it was a disaster!! I had to spend a lot of hours correcting the mess, and completely repaint one entire room. I could NOT leave it in such a state, it was that awful. I won't go into details, but it was such a stressful experience, and a costly one, both in terms of money and extra work for me.
Great video! And I need to do MANY of those items on my home! Admittedly they are all annoying items that may be things that will make me a picky BUYER after I sell my home.
Laughing...I know, I have a few on my house as well. Its a pain when you sell your home...but you become a demanding buyer after it all. lol. Thanks for tuning in
You are adorable and you give the best advice and information. We are in a fairly stable market, but just as in your area, the sales pace has slowed. Prices remain higher than they should be but are slightly lowering. Our home is very well located and beautifully maintained, with one issue, some cupping in the hardwoods. This is not from moisture, but from lack of curing when they were installed. It will be expensive to replace them throughout the entire first floor, and, this flooring product has been discontinued from the manufacturer. What would you recommend? We are not in a hurry to sell, but would like to move next year. I would value your thoughts on this dilemma. Thank you, Audra.
Hello there! Thanks for watching my video..and I do appreciate your compliment. I haven't seen your floors, so it would be difficult for me to answer. I love hardwood floors! If your floors aren't terrible, I wouldn't worry about it. I'd hate to see you rip out your hardwood. Also, if you are working with an agent, you may want to get their opinion. They know the area and what buyers will expect when purchasing. Best of luck to you (next year).
Hello Audra from Switzerland 🇨🇭! Your tips are amazing! We will sell our house in a couple of years and are happy for all your informations in order to get ready selling. The market here in Switzerland is slightly different from the US but buyers are all over the world the same. Thank you very much for all your very valuable advice. I am looking forward following you on this UA-cam channel! Greetings from abroad! Giulia
1. Water leaks - check for corrosion 2. Shower divertor 3. Water heater - pan, sediment code, to code. 4. Electrical to code - hire electrician to check out, check all bulbs convert to LED - warm white 2700K, replace boob lights with contemporary cam lights. 5. Label circuit breaker 6. All outlets should work and should be grounded, replace outlet covers. 7. Paint, white - Swiss Coffee, Whisper or White Dove - matte or egg shell sheens, avoid high gloss. 8.Fix flooring, no cracks, stains, high end use planks, low end carpet ok 9. Tear out patio cover with dry rot and termite damage. 10 Ask a realtor well in advance now for spring.
Whatever sheen you paint your walls, I would either paint it the same sheen or one sheen shiner. Don't vary the sheens too much. I have Eggshell in my house and baseboards.
Just a matter of time:). I would chat your plumber about descaling. Its not something you want to pay attention to once you have a problem. Tankless water heaters need maintenance. Expensive maintenance in my experience.
I am east coast Doug and am selling our home 5/2025. I have watched a lot of your videos and found them very helpful. I wished I could send you $100. as a thank you. You are beautiful, intelligent, and surely an over achiever. Love the vid's.
Here’s a comparison of tankless water heaters vs. tank water heaters: 1. Energy Efficiency Tankless Water Heaters: Heat water on demand, so they don't have to keep a tank of water hot all the time. This leads to higher energy efficiency, saving about 20-30% on energy costs. Tank Water Heaters: Constantly keep a tank of water hot, which uses more energy. However, newer tank models have improved insulation, reducing heat loss. 2. Space Requirements Tankless: Compact and can be wall-mounted, ideal for smaller spaces. Tank: Larger and requires a designated area, like a utility room or basement. 3. Hot Water Supply Tankless: Provides a continuous supply of hot water, but only within its capacity. If multiple fixtures are used simultaneously, there may be a drop in hot water flow. Tank: Holds a set amount of hot water, so once it's depleted, there’s a wait while it refills and reheats. 4. Lifespan and Maintenance Tankless: Can last 20+ years with regular maintenance but may need periodic descaling, especially in areas with hard water. Tank: Typically lasts 10-15 years and may need more frequent maintenance (e.g., flushing to remove sediment buildup). 5. Upfront and Long-Term Costs Tankless: Higher initial cost (often 2-3 times more than a tank), but energy savings can pay off in the long run. Tank: Lower upfront cost but generally less energy-efficient over time, leading to higher energy bills. Best For Tankless: Households with limited space or higher demand for continuous hot water. Ideal for eco-conscious users willing to invest upfront. Tank: Homes with lower hot water demands, like smaller households or those with lower initial budgets.
Also depends on where the hot water tank is located for when to replace. Our tank is in the laundry room. It leaked when we were out of town. Expensive repairs to laundry room as the floor had no drain. We now replace our tank at 10 years, even with a pan under it. We also added water leak detectors.
I switched to tankless when our 2 regular heaters bursted and made a mess. I love mine! I descale every year, and it's no big deal. It does take a little longer in the cold winter, but once it gets going, I have ENDLESS HOT water! I can be doing hot laundry, and running the dishwasher on hot cycle, and 3 hot showers going at once, and ENDLESS hot water.... in the 30 degree F winter! I guess it depends on what kind of tankless heater one gets. I LOVE mine!
I’d rather see a tankless water heater than 80 gallons of hot water sitting in the attic of a two story home waiting to leak. I’ve never had maintenance issues with tankless. The new ones heat quickly and never run out of hot water. A Fine Paints of Europe high gloss paint job is a plus!
Good for you. I guess I should have said that I live in an area with very very hard water. The tankless water heaters I had in my house (brand new) wasted so much cold water before it got warm, that I would actually have large buckets in the shower so I could collect the cold water. I felt badly wasting so much water. Really depends on how large the house is and the location of the tank. If you do have a tankless water heater...I would check with your plumber. You will need to descale it...and it is expensive!
Great video. Did you paint your house eggshell or matte, and how do you like to clean scuffs ? I notice in many Greater Area Homes, you know you are in a Chinese home if you see 6000-8000k lighting. It really makes the house look like a hospital
I have eggshell for my walls and baseboards. I wouldn't vary the sheens too much. I do agree with some homes being hospital white...not in love with that:)
Excellent and timely advice. Now the market has really turned, assisted by the stupid NAR settlement that helps no one. Now, buyers are really hesitant, the sellers still have to pay the buyer's agent if they want their home to sell. and everyone loses because the market is frozen. What were they thinking? The NAR settlement is punishing realtors, buyers and sellers!
Thank you Audra. Tankless water are fantastic in theory, but if you have a power outage - natural disaster, it will not work. In fact, they bring up mud and cause major damage. These policies are becoming a major issue ( electric/ induction stove tops along with tankless water heaters can prevent the owner from heating and cooking while your electric grid is down.
@@Don-md6wn My niece and her husband also went through Helene. They were only without power for 3 days. No hot water available in the tankless, but some lovely mud that caused issues. Needless to say, they removed it promptly - this home is only 2 years old.
The reason I love "daylight" color (5000K to 5500K) bulbs is so that you can see colors properly. Any crafts using color, putting on makeup, or getting dressed is better if you can see the proper color of something. Is this a gray shirt or a green shirt? Can't tell with "warm" (2700K) bulbs because everything looks a bit orange. For eye-gazing romance, 2700K (or even a bit lower) is great. Or forget the LEDs and go straight to candles. Everything else is brilliant.
Hi Audra - As always, a great video with valuable information! In a previous video you discussed a company that you have worked with in CA, Florida, and Texas, offering repairs to be paid at closing or a 360 program that repair and purchase is completed through this company. Can you provide the name of the company and contact info? I have watched a bunch of your videos and cannot find that info. Thank you for all you do! ❤
As long as interest rates stay this high demand is gonna stay low for a while and thats a very good thing. Its very tough for buyers rn to afford these mortgages.
What do you think about the seller getting a reputable home inspection. And offering it to all potential buyers? Before the inspector comes in yes fixes you recommend. Yes fresh white paint. Yes decent to good floors. Have you been seeing those ads where there is a spray on material that they claim will extend the useful life by five years
Hi There! I am a big fan of getting a home inspection completed before putting your house on the market. I would fix the issues covered in this video. I have seen those ads where there is a spray material that would extend the useful life by five years. I have never used it. Sounds good though!
I thought the same thing that it would be good to have a home inspection before you put it on the market. It at least gives you an idea of what is needing repairs.
LOVE my tankless water heater. One tankless replaced two electric water heaters. My savings: roughly $400.00 per month. Can operate 4 hot water appliances with no loss in temperature....BUT we DO descale every year, which is a simple process. Not sure why you think they are a maintenance nightmare...just the opposite. Descaling is VERY simple and not tome consuming. Worth their weight in gold. Will never go back to a tank water heater. Couldn't disagree more.
I've tried unsuccessfully a couple of times to use your referral program. It seems to be "paused". I'll keep trying. About 6 weeks ago I had unfortunate experiences with the two agents I contacted to market a 2 bedroom condo in Branford CT. Any help will be appreciated.
I want to buy, and sellers dont seem to want to sell. They want top dollar with terrible things in their homes, not willing to sacrifice anything either. Buyers don't want to buy overpriced trouble.
What about having a fireplace inspected before selling ? I have only used it 5 times and not in 10 years. Not a fan of the fireplace. Or should I just wait for the inspection from the potential buyer ?
Hi there! I would at least see if it works. If its working, don't worry about it. If not, you may want to see if someone can come take a look at it. Great question.
Watch out for the yellow-orangish lights. Your real estate photographer will hate you because those lights create a yellow color cast for everything in your house.
You are totally wrong about tankless/on demand water heaters. Tankless water heaters have an expected lifespan twice that of tank water heaters. They have been widely used in Europe for many decades and became popular in the US around 1990 with the adoption of the "energy star". You are dreaming if you think tank water heaters don't require descaling. . US Department of Energy estimates that for homes that use 41 gallons or less of hot water daily, demand water heaters can be 24%-34% more energy efficient than conventional storage tank water heaters (have you really checked your soaring energy costs lately??). Conversion and installation costs can be pretty high for a tankless because installation may well require upsizing of gas or electric power; and if a home already has a tankless installled this cost has already been paid. I have been using tankless water heaters in homes since the early 1990s with far fewer problems that tank heaters, and new tankless water heaters are far better than they were in 1990. I recently replaced a small 20 year old tankless in my own home with a new larger tankless. The old unit still functions and the only problem I ever had with the old unit was to clean out the dust blocking the air supply to the pilot light (newer units do not use pilot lights and the condensing units are far more efficient than the older units, in addition to which they use plastic incoming intake and exhaust air which in many cases is far easier to install and safer in use.)
@@AudraLambert If you are in area with hard water it makes a lot of sense to install a water softener for the entire incoming water supply. It is not only better for any kind of water heater, it is better for washing clothes as well as for bathing, cooking and drinking.
I live in Carson City area of Nevada -- hard water. My standard hot water tank is now 24 years old -- I haven't touched it except to put an inlet water filter on it when it was new. I recently had a plumber out to look at putting in a tankless and he said, "don't do it, you'll hate it! Expensive to install, requires at least yearly descaling and you'll see very little energy savings." Local plumbing supply store told me the same thing. Sounds like you're right Audra!
@@deltasquared7777I also looked into a water softener about 25 years ago. Seller brought out small unit to show me all about it. I tried washing my hands in "softened water", yuk! Your hands never feel like you got the soap washed off. I can't imagine taking a shower in that crud. No thanks!
I would not tear out a deck that required a permit. 🫣Replace the rotted wood, sand blast or pressure wash the wood and put on new weather proof stain. Tighten loose boards with screws; not nails. Decks add value. Kissing off anything that was permitted is not a good idea. Just rebuild what is there already.👌🏼
I got caught with the shower diverter on an inspection. It was an easy fix! Of course, they can’t be corroded on, but usually aren’t. Admittedly, it wasn’t just dripping, we just rarely used it! The other thing that almost always leaks is the sprayer at the kitchen sink.
I am not quite yet ready to put our house on the market, and I just wanted to let you know how very helpful your videos are in thinking out where to invest to get the best value out of it--and actually to enjoy the house more while I'm still in it. I waste a lot of time on UA-cam, and I think you have one of the best channels of any type here. Entertaining, intelligent, informative. Thank you!
Wow...thank you so much!! I am having a really rough day. Thank you for your amazing words. It really has lifted my spirits. THANK YOU!!
Careful with draining water heater after 6 years of age (if never done). Sediment can cause plumbing issues and damage the water heater. Many plumbers will not touch after 6 years of age UNLESS done every 2 years. I didn't do it when new (mine is now 6 yrs old). I had lengthy conversations with local plumbers. I decided to just let it go. Not worth the risk. Lesson learned.
As always, Audra, great advice. I would like to sell my house because the property is too much for me at this point in my life, but if I did that I would be paying more for a much smaller place so here I stay. 🤷♀️
I hear you. A lot of people are in the same situation. Its crazy what the housing market has done in the last few years. Ugh.
I really enjoy the humor and annotations in your videos. You and your editors are doing a great job.
Yes, I have a great video editor. I'll let him know you think so:0
A note about touch up painting…after 20 years we took a picture of the formula on the paint can lid and the actual brochure to buy paint to touch up the walls. Three times we tried to match the color and eggshell finish. It could not be done. The base paint (to which color is added) had changed.
Yes, that does happen. Such a bummer!!
You can get Lowe's or Home Depot to color match any paint. If you can, paint a sample of the paint you want to get matched on a piece of white cardboard or paper. Paint several coats until you can't see the paper or cardboard. Make your sample about 3x3 inches. Then take your sample in to the paint department and they can use a computer to make an exact color match. But you need to remember if your paint has been on the walls for several years the color will have changed slighty----especially if y'all are smokers.
Years back I tried to match a different very light color in another brand. It was explained to me that the very light colors are nearly impossible to match even for the same brand. Since nothing is really white each has a slight tint even if it’s a drop or two. There likely is no color you can add that will counteract the original. That said in a room with light that makes the walls different colors a near perfect match can be put on one wall in a pinch! I’ve done that mostly in rentals.
Years back I tried to match a different very light color in another brand. It was explained to me that the very light colors are nearly impossible to match even for the same brand. Since nothing is really white each has a slight tint even if it’s a drop or two. There likely is no color you can add that will counteract the original. That said in a room with light that makes the walls different colors a near perfect match can be put on one wall in a pinch! I’ve done that mostly in rentals.
Audrey, I beg to differ with you about who paints better! While I’ve hired excellent painters reasonably I’ve also had runs in paint with painters that were part of an insurance claim. Then they tried to gaslight me. I told them a 5 year old could do better. While I can no longer move my shoulders to paint, I still know more than a few home owners that can paint better than most calling themselves professionals.
I was luck the last time as I was repairing to sell the painters could spray the paint. It took them nearly 6 hours to tape off everything, I was impressed. I had removed the wall plates so they just had to tape the outlets and switches. They even came back because I had a new roof leak -- we’d been working for a couple of months and even heavy rains hadn’t shown the leaks -- I asked for a price and he said no charge! He’d been recommended by a couple of realtors and was trying to get his foot farther in the door.
We’re getting ready to sell our house and your videos have been so helpful! Our house falls into that entry level/first time home buyer category so we’re really trying to get the most bang for our buck but at the same time not over doing it for our market. P.S. when we bought our house 4 years ago I immediately painted the whole house white (Simply White by BM) and I’m so glad I did because now it’s saving me so much time and effort 😂. My husband thought I was nuts but you should have seen the paint choices it had when we bought it. Navy blue, sea foam green, purple and pink, and a gray that was definitely going out of style
Phew! So glad you painted your house Simply White...great color btw. Laughing about the paint colors.
Your videos have been so helpful. Thank you so much!
You are so very welcome. Glad I could assist in anyway.
Thank you Audra! I'm so glad you do these videos. Your recommendations are common sense. We started preparing home of 30 years in August 2023 for market. We made multiple repairs, essentially anything that wasn't right. We had set up a timeline to list our house in July of 2024. I did do a couple of very minor low cost upgrades/updates ( it was a 30year old house) . We had a home inspection and made all the recommended repairs. We put our house on the Market just after the 4th of July for a Reasonable Price.. After eight days we received an offer for listing price, sold and were out of there.
I agree on removing any rotted wood deck if possible, But if you can't remove the deck, I suggest upgrading to a composite decking product. They require nearly zero maintenance. they will fade over time. They will not rot. My point is that if you need to repair something that is outdated update it. that could be the difference of a potential offer just walking out the door.
Thank you for solid common sense advice. Much appreciated.
Thanks so much for your comment...and you are so very welcome.
We have been using Swiss Coffee for years. Great color. Always egg shell.
Yup...and Yup...can't go wrong.
@@AudraLambert I am married to a Mechanical Engineer, You bet he has done all the items on your list. All outlets with the red reset buttons are up to code and all our detectors with new batteries twice year. Safety first is his Air Force motto.
Seriously helpful with thoughtful tips I have never heard anyone else talking about. Some of these seem like the secret answer to the tours that go wrong and you have not been able to put your finger on why.
Yeah...those little things really do make a difference. Thanks for your comment.
Preparing to sell next year, this is great information 🙏💕
yah..I. know you will do great.
Selling in 2025. Just had house professionally painted with Benjamin Moore Swiss Coffee in low sheen (it's between flat and eggshell). Love it.
Wise choice!!
LOL! Good advice! MAINTAIN YOUR HOME! If you know it's broken...fix it. And it's best to have a pro do it. It's worth the money. You'll get a big return on your investment.
Thanks for your comment. Agree 100%
You are so funny! I love your tips and advice! The paint struggle is real. We tried to do touch ups and experienced the oxidation color variance phenomena when we sold our last house 🤦🏻♀️.
Good items from Audra, as always, thanks ... the big conundrum is: you don't want to sink a ton of money into the house in a slow market, but on the other hand, you are competing harder for a buyer and anything you can do to up your "curb appeal" can pay off in at least a quicker sale, if not better price. There are so many things you don't notice in your own house because you look at it every day, and if you have a great So Cal home that is 1980's vintage or older, updating fixtures is key. Leaks are like roaches ... there's never "just one". Flash heaters just don't work, and So California water will eat them up. Just get a new water heater before you sell. Sunken floodlights in a ceiling updates a house 40 years, do it. Even "can" lights are too 1980's .... replacing all the switch plates and switches with new may not be a bad idea. Buyers love new kitchen appliances (doesn't need to be Jenn-Aire, just medium quality) and updated bathroom fixtures, not too expensive in the grand scheme and gets attention. Just making sure everything works, and get the house squeaky clean!
My cousin is a plumber and when our water heater went out this year I asked him about a tankless water heater. He told me that he will not install them because of the issues you mentioned especially the descaling.
Exactly...pain in the rear...and expensive!!
Thanks to your wisdom I am on the right track. Sellers take your time please
I got caught with the shower diverter on an inspection. It was an easy fix! Of course, they can’t be corroded on, but usually aren’t. Admittedly, it wasn’t just dripping, we just rarely used it!
The other thing that almost always leaks is the sprayer at the kitchen sink.
Great to see you again! Great advice!😊
Ahh...thanks so much!! Really appreciate you tuning in.
The real estate agents who have come and looked at our home have all said my wife and one of my daughters are craftsman level when it comes to painting and installing floors. Hands down better than any professionals in our small city. They learned from watching UA-cam videos. So I do think the right people can DIY to get a house ready to sell.
I’m preparing my California home for sale and your content has been extremely helpful. I’ve been renting it for 10 years and it’s taken a beating.
Painted Dunn Edwards Swiss Coffee ✅ New LVP ✅ New Switch Plates ✅ Decluttered ✅ thank you Audra for your recommendations I am not selling but loving my new updated home!!! Working on bathrooms next…
Excellent!
Ahh...so glad you got some value out of my video. Appreciate you tuning in.
I'm pretty sure I made money just by watching your video. I'll probably watch it again.
Well good on you! Thanks for watching.
Super funny! But whenever I'm in a home that doesn't have the common 'flip the switch', I wish I could rip them out. Lol! Another pet peeve: houses with no overhead lighting but instead they have switches when you enter a room that make an outlet turn on. Was this some kind of 80s trend - that seems to be common for that era of homes in the northeast.
Yes, laughing...Not in love with that either.
It's so annoying. We have that in some rooms of my (basically) 50's house. A pain.
Another excellent, well-presented segment! Thank You! And Jeepers nearly 500 views within the first hour. Well done! :>)
Ahh..thanks so much. Really appreciate your continued support. Means the world to me.
Great advice. Especially on the electrical
Oh good...glad you got some value!!
Oh gosh, we hired a professional painter, for four interior rooms, and it went very badly. Parted ways and hired a different professional paint co. who were in business 25 years, and it was a disaster!! I had to spend a lot of hours correcting the mess, and completely repaint one entire room. I could NOT leave it in such a state, it was that awful. I won't go into details, but it was such a stressful experience, and a costly one, both in terms of money and extra work for me.
Ugh. I hear you. I would not have been able to leave that, either. So sorry to hear that.
Right on! All- especially the tankless water heaters and boob lights- ugggh!
Great, informative video. You’re right, these are home maintenance issues that can go by the wayside.
Thank you for your great advice. I love your laugh!
Really helpful info! Thank you
You are so very welcome!!
Great video! And I need to do MANY of those items on my home! Admittedly they are all annoying items that may be things that will make me a picky BUYER after I sell my home.
Laughing...I know, I have a few on my house as well. Its a pain when you sell your home...but you become a demanding buyer after it all. lol. Thanks for tuning in
You are adorable and you give the best advice and information. We are in a fairly stable market, but just as in your area, the sales pace has slowed. Prices remain higher than they should be but are slightly lowering. Our home is very well located and beautifully maintained, with one issue, some cupping in the hardwoods. This is not from moisture, but from lack of curing when they were installed. It will be expensive to replace them throughout the entire first floor, and, this flooring product has been discontinued from the manufacturer. What would you recommend? We are not in a hurry to sell, but would like to move next year. I would value your thoughts on this dilemma. Thank you, Audra.
Hello there! Thanks for watching my video..and I do appreciate your compliment. I haven't seen your floors, so it would be difficult for me to answer. I love hardwood floors! If your floors aren't terrible, I wouldn't worry about it. I'd hate to see you rip out your hardwood. Also, if you are working with an agent, you may want to get their opinion. They know the area and what buyers will expect when purchasing. Best of luck to you (next year).
Hello Audra from Switzerland 🇨🇭! Your tips are amazing! We will sell our house in a couple of years and are happy for all your informations in order to get ready selling. The market here in Switzerland is slightly different from the US but buyers are all over the world the same. Thank you very much for all your very valuable advice. I am looking forward following you on this UA-cam channel! Greetings from abroad! Giulia
1. Water leaks - check for corrosion 2. Shower divertor 3. Water heater - pan, sediment code, to code. 4. Electrical to code - hire electrician to check out, check all bulbs convert to LED - warm white 2700K, replace boob lights with contemporary cam lights. 5. Label circuit breaker 6. All outlets should work and should be grounded, replace outlet covers. 7. Paint, white - Swiss Coffee, Whisper or White Dove - matte or egg shell sheens, avoid high gloss. 8.Fix flooring, no cracks, stains, high end use planks, low end carpet ok 9. Tear out patio cover with dry rot and termite damage. 10 Ask a realtor well in advance now for spring.
I plan on using BM White Dove. What color and sheen do you suggest for the molding and baseboards? Thank you for your guidance!!!
Whatever sheen you paint your walls, I would either paint it the same sheen or one sheen shiner. Don't vary the sheens too much. I have Eggshell in my house and baseboards.
We have a tankless water heater and well water. We don’t have to descale it. Never had a problem with it.
Just a matter of time:). I would chat your plumber about descaling. Its not something you want to pay attention to once you have a problem. Tankless water heaters need maintenance. Expensive maintenance in my experience.
Maybe the soft well water is what makes the difference.
Excellent advice. Glad to hear your opinion on tankless water heater... I'm going to listen and not get one!
I am east coast Doug and am selling our home 5/2025. I have watched a lot of your videos and found them very helpful. I wished I could send you $100. as a thank you. You are beautiful, intelligent, and surely an over achiever. Love the vid's.
wow,,, never thought of tear down as a viable solution great option and rather simple,,,
Very informative ❤
Glad you got some value!
Here’s a comparison of tankless water heaters vs. tank water heaters:
1. Energy Efficiency
Tankless Water Heaters: Heat water on demand, so they don't have to keep a tank of water hot all the time. This leads to higher energy efficiency, saving about 20-30% on energy costs.
Tank Water Heaters: Constantly keep a tank of water hot, which uses more energy. However, newer tank models have improved insulation, reducing heat loss.
2. Space Requirements
Tankless: Compact and can be wall-mounted, ideal for smaller spaces.
Tank: Larger and requires a designated area, like a utility room or basement.
3. Hot Water Supply
Tankless: Provides a continuous supply of hot water, but only within its capacity. If multiple fixtures are used simultaneously, there may be a drop in hot water flow.
Tank: Holds a set amount of hot water, so once it's depleted, there’s a wait while it refills and reheats.
4. Lifespan and Maintenance
Tankless: Can last 20+ years with regular maintenance but may need periodic descaling, especially in areas with hard water.
Tank: Typically lasts 10-15 years and may need more frequent maintenance (e.g., flushing to remove sediment buildup).
5. Upfront and Long-Term Costs
Tankless: Higher initial cost (often 2-3 times more than a tank), but energy savings can pay off in the long run.
Tank: Lower upfront cost but generally less energy-efficient over time, leading to higher energy bills.
Best For
Tankless: Households with limited space or higher demand for continuous hot water. Ideal for eco-conscious users willing to invest upfront.
Tank: Homes with lower hot water demands, like smaller households or those with lower initial budgets.
Also depends on where the hot water tank is located for when to replace. Our tank is in the laundry room. It leaked when we were out of town. Expensive repairs to laundry room as the floor had no drain. We now replace our tank at 10 years, even with a pan under it. We also added water leak detectors.
I switched to tankless when our 2 regular heaters bursted and made a mess. I love mine! I descale every year, and it's no big deal. It does take a little longer in the cold winter, but once it gets going, I have ENDLESS HOT water! I can be doing hot laundry, and running the dishwasher on hot cycle, and 3 hot showers going at once, and ENDLESS hot water.... in the 30 degree F winter! I guess it depends on what kind of tankless heater one gets. I LOVE mine!
I’d rather see a tankless water heater than 80 gallons of hot water sitting in the attic of a two story home waiting to leak. I’ve never had maintenance issues with tankless. The new ones heat quickly and never run out of hot water. A Fine Paints of Europe high gloss paint job is a plus!
I have had 2 tankless water heaters. Descaling is easy; anyone can do it! But, in an all-electric future a hybrid water heater will be required
@@MaddieBr I’m sure in the future there will be tankless electric water heaters. You’ll just need to upgrade to a 500 amp electrical service!
Good for you. I guess I should have said that I live in an area with very very hard water. The tankless water heaters I had in my house (brand new) wasted so much cold water before it got warm, that I would actually have large buckets in the shower so I could collect the cold water. I felt badly wasting so much water. Really depends on how large the house is and the location of the tank. If you do have a tankless water heater...I would check with your plumber. You will need to descale it...and it is expensive!
Great video. Did you paint your house eggshell or matte, and how do you like to clean scuffs ?
I notice in many Greater Area Homes, you know you are in a Chinese home if you see 6000-8000k lighting. It really makes the house look like a hospital
I have eggshell for my walls and baseboards. I wouldn't vary the sheens too much. I do agree with some homes being hospital white...not in love with that:)
Graybadvice ..especially the breaker box!
Very useful even for the present owner! Have had some experience with unlabeled ones.
Top notch video!
So informative ❤
Glad you got some value...thanks for the comment.
Audra, you da bomb!
Thank you so much!
I think you'd be a great Stand Up comic
Ahhh....so glad you get my humor. Appreciate your comment.
Excellent and timely advice. Now the market has really turned, assisted by the stupid NAR settlement that helps no one. Now, buyers are really hesitant, the sellers still have to pay the buyer's agent if they want their home to sell. and everyone loses because the market is frozen. What were they thinking? The NAR settlement is punishing realtors, buyers and sellers!
Thank you Audra. Tankless water are fantastic in theory, but if you have a power outage - natural disaster, it will not work. In fact, they bring up mud and cause major damage. These policies are becoming a major issue ( electric/ induction stove tops along with tankless water heaters can prevent the owner from heating and cooking while your electric grid is down.
Yes, I've hear that too. Thanks for sharing.
My power was recently out for 13 days due to Hurricane Helene, and I've had no issue with my tankless water heater since.
@@Don-md6wn My niece and her husband also went through Helene. They were only without power for 3 days. No hot water available in the tankless, but some lovely mud that caused issues. Needless to say, they removed it promptly - this home is only 2 years old.
So much great information! We are looking to buy a home. Is there advice you give your buyers? Thanks
The reason I love "daylight" color (5000K to 5500K) bulbs is so that you can see colors properly. Any crafts using color, putting on makeup, or getting dressed is better if you can see the proper color of something. Is this a gray shirt or a green shirt? Can't tell with "warm" (2700K) bulbs because everything looks a bit orange. For eye-gazing romance, 2700K (or even a bit lower) is great. Or forget the LEDs and go straight to candles.
Everything else is brilliant.
Hi Audra - As always, a great video with valuable information! In a previous video you discussed a company that you have worked with in CA, Florida, and Texas, offering repairs to be paid at closing or a 360 program that repair and purchase is completed through this company. Can you provide the name of the company and contact info? I have watched a bunch of your videos and cannot find that info. Thank you for all you do! ❤
I would like to know if you recommend a realtor in the metro Atlanta, GA area. Thank you
As long as interest rates stay this high demand is gonna stay low for a while and thats a very good thing. Its very tough for buyers rn to afford these mortgages.
What do you think about the seller getting a reputable home inspection. And offering it to all potential buyers? Before the inspector comes in yes fixes you recommend. Yes fresh white paint. Yes decent to good floors.
Have you been seeing those ads where there is a spray on material that they claim will extend the useful life by five years
Hi There! I am a big fan of getting a home inspection completed before putting your house on the market. I would fix the issues covered in this video. I have seen those ads where there is a spray material that would extend the useful life by five years. I have never used it. Sounds good though!
I thought the same thing that it would be good to have a home inspection before you put it on the market. It at least gives you an idea of what is needing repairs.
LOVE my tankless water heater. One tankless replaced two electric water heaters. My savings: roughly $400.00 per month. Can operate 4 hot water appliances with no loss in temperature....BUT we DO descale every year, which is a simple process. Not sure why you think they are a maintenance nightmare...just the opposite. Descaling is VERY simple and not tome consuming. Worth their weight in gold. Will never go back to a tank water heater. Couldn't disagree more.
I've tried unsuccessfully a couple of times to use your referral program. It seems to be "paused". I'll keep trying. About 6 weeks ago I had unfortunate experiences with the two agents I contacted to market a 2 bedroom condo in Branford CT. Any help will be appreciated.
Oh Janet, I am so sorry! Just send me an email at referrals@Lambertgrouphomes.com. I will take care of it personally for you. So sorry.
We found Florida updates it's building code every 3 years.
That’s got to be annoying but the storms are really affecting what’s happening in the code rule books.
Yes, I now...I that's true in every city. Hard to keep up with all the changes.
I plan on listing mid-January (2025). Too early? Originally, my plan was to put my house on the market before Christmas (2024).
mahalo nui / tyvm!!
Not in Philadelphia suburbs!! We still have low inventory. Who is ur editor?
Glad to hear you still have low inventories. My son in my editor:)
@ he is very good. Does he want to edit my videos lol. ?
Semi gloss is coming back.
I want to buy, and sellers dont seem to want to sell. They want top dollar with terrible things in their homes, not willing to sacrifice anything either.
Buyers don't want to buy overpriced trouble.
Can't disagree with your statement.
Life hack if your outlet is not grounded install a gcfi. It’s way cheaper than running new wire in an old home.
If you have a water softener, you don't need to get your tankless water heater descaled.
Good comment. I did have a water softener...still had to descale my tankless water heater...BUT...I live in an area with really really hard water.
What about having a fireplace inspected before selling ? I have only used it 5 times and not in 10 years. Not a fan of the fireplace. Or should I just wait for the inspection from the potential buyer ?
Hi there! I would at least see if it works. If its working, don't worry about it. If not, you may want to see if someone can come take a look at it. Great question.
@ thank you for the quick response. I always look forward to your videos. Super helpful.
The tankless water heaters all froze during the Big Freeze here in Texas. Would never have one
everything froze in big freeze in Texas, tank and tankless.
❤❤❤❤❤❤
So glad you liked it.
Watch out for the yellow-orangish lights. Your real estate photographer will hate you because those lights create a yellow color cast for everything in your house.
Real estate photographer can adjust the color of the photos easily. You are paying them for the photography skill set. Hire a good one!
Things aren't moving in Califronia right now, because everyone wants too get out of that god-awful state. The market is hopping where we live.
You are totally wrong about tankless/on demand water heaters. Tankless water heaters have an expected lifespan twice that of tank water heaters. They have been widely used in Europe for many decades and became popular in the US around 1990 with the adoption of the "energy star". You are dreaming if you think tank water heaters don't require descaling. . US Department of Energy estimates that for homes that use 41 gallons or less of hot water daily, demand water heaters can be 24%-34% more energy efficient than conventional storage tank water heaters (have you really checked your soaring energy costs lately??). Conversion and installation costs can be pretty high for a tankless because installation may well require upsizing of gas or electric power; and if a home already has a tankless installled this cost has already been paid. I have been using tankless water heaters in homes since the early 1990s with far fewer problems that tank heaters, and new tankless water heaters are far better than they were in 1990. I recently replaced a small 20 year old tankless in my own home with a new larger tankless. The old unit still functions and the only problem I ever had with the old unit was to clean out the dust blocking the air supply to the pilot light (newer units do not use pilot lights and the condensing units are far more efficient than the older units, in addition to which they use plastic incoming intake and exhaust air which in many cases is far easier to install and safer in use.)
Well...you make good. points. I live in an area that has very hard water. Tankless water heaters do love hard water.
@@AudraLambert If you are in area with hard water it makes a lot of sense to install a water softener for the entire incoming water supply. It is not only better for any kind of water heater, it is better for washing clothes as well as for bathing, cooking and drinking.
I live in Carson City area of Nevada -- hard water. My standard hot water tank is now 24 years old -- I haven't touched it except to put an inlet water filter on it when it was new. I recently had a plumber out to look at putting in a tankless and he said, "don't do it, you'll hate it! Expensive to install, requires at least yearly descaling and you'll see very little energy savings." Local plumbing supply store told me the same thing. Sounds like you're right Audra!
@@deltasquared7777I also looked into a water softener about 25 years ago. Seller brought out small unit to show me all about it. I tried washing my hands in "softened water", yuk! Your hands never feel like you got the soap washed off. I can't imagine taking a shower in that crud. No thanks!
I would not tear out a deck that required a permit. 🫣Replace the rotted wood, sand blast or pressure wash the wood and put on new weather proof stain. Tighten loose boards with screws; not nails. Decks add value. Kissing off anything that was permitted is not a good idea. Just rebuild what is there already.👌🏼
I hear ya...BUT if it costs 15K and your housing is declining ...you may want to rethink it. Not every area is the same. You sound very handy!!
@@AudraLambert handy indeed 😂😂😂
I got caught with the shower diverter on an inspection. It was an easy fix! Of course, they can’t be corroded on, but usually aren’t. Admittedly, it wasn’t just dripping, we just rarely used it!
The other thing that almost always leaks is the sprayer at the kitchen sink.
Your videos have been so helpful. Thank you so much!